Issue - meetings

Retention of existing building shell and development of property to form two storey building with basement level comprising 2 x 1 bed live/work units (revised scheme)

RECOMMENDATION: grant permission subject to conditions

The Committee was informed that the existing building was a late 19^th Century building of one and a half storeys in height.  The property was located within the Crouch End conservation area.  The building was contemporary with surrounding properties and had some attractive qualities.  Access to the site was via the undercroft to the side of 146 Crouch Hill.  The proposed development retained the existing building in bulk, height and massing, however there was the addition of a basement.

The proposed units provided an acceptable standard of accommodation for live/work units and the proposed use would continue to provide an employment generating use.  Local residents had raised the issue of light pollution and potential overlooking.  The lighting proposed reflected the interior lighting scheme for the renovated building and would incorporate a design that relied more on subtle but functional background lighting using LED and low voltage fittings.  The proposed scheme had reduced the amount of external flat roof glazing by 60%, from 65sqm down to 24sqm to minimise the impact of light emanating from the new building.  Many of the windows would have blinds and the main working lights would not be on throughout the night.

It was considered that the proposed development would not have an adverse impact upon important trees on the neighbouring site.  Vehicle access was at the front of the property from Crouch Hill utilising the existing crossover to the site.  Waste storage was located at the front of the building and would allow for appropriate re-cycling and refuse collection.

The Officer informed the Committee that a letter had been tabled from Cllr Winskill who objected to the application on the basis of the following:

• Loss of office/light industrial sites.
• The change of use to live/work.  Live/work was a high-brid category and virtually unenforceable.
• Excavation of the basement would be a challenge and reports should be provided on the practicalities of the development.

The Committee raised concerns regarding the surrounding trees being damaged during the construction and due to the nature of the site, and what restrictions on the hours of work would apply to the building.  In terms of access there was no turning bay and vehicles would have to reverse onto a highway and had this been taken into consideration within the officer’s report.  The officer responded that the construction of the basement would not cause damage to the trees as the existing building could be under-pinned and would not cause harm to existing properties.  The hours of working could be conditioned.  In terms of the access it was an existing premises and the situation would not change in terms of access.

An objector addressed the Committee stating that they were fundamentally against the change of use from light industrial to residential as there were not a lot of small light industrial properties left in Crouch End.  The proposed application represented over development of a small back lands site by digging an enormous basement.  There would be direct overlooking and light pollution  ...  view the full minutes text for item 248